Hard money lenders for historic home renovations in Georgia
Jul 7 – Oct 19, 2026Updated Oct 19, 2026
Reviewed by Dimitry Apollonsky
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Questions and answers
Google AI ModeOct 10, 2026
Rehabbing a historic home in Atlanta (such as in Inman Park, Grant Park, or Ansley Park) comes with unique challenges—strict historic district guidelines, surprise structural issues, and specialized material costs. Because of this, you don't just want a generic transactional lender; you want a private lender experienced with historic or complex urban infill/rehab projects in Georgia.
Top hard and private money lenders active in the Georgia market include the following options:
- Groundfloor : Based right in Atlanta, they are a localized favorite offering unique, asset-backed micro-loans and financing for fix-and-flips. Their platform is tailored well for local real estate investors who appreciate a lender familiar with the specific nuances of Atlanta neighborhoods. You can look into their criteria on the Groundfloor Official Website.
- Paces Funding : A well-known local Georgia private/hard money lender specializing in asset-based lending, real estate flips, and construction loans. Because they operate locally in the Metro Atlanta area, they understand local property valuations and the specific timelines historic rehabs require. Check their programs via the Paces Funding Website.
- Kiavi : A massive nationwide tech-enabled private lender very active in Georgia. While they are large and automated, they offer very competitive rates and reliable draw schedules for experienced flippers who have tight project timelines. Details can be found at Kiavi.
- Capital Fund 1 : Known across Georgia for fast in-house underwriting, same-day term sheets, and funding fix-and-flips or heavy home remodels within tight turnarounds. Explore their offerings at Capital Fund 1 Georgia.
When interviewing lenders for a historic property, make sure to ask how they handle draw requests (historic reno inspections can stall if a draw inspector doesn't understand custom millwork or historic preservation compliance) and whether they allow for extended rehab timelines beyond the standard 6-to-12-month fix-and-flip window.
To help narrow down the best fit, tell me:
- What Atlanta neighborhood or historic district is the home in?
- Is this a light cosmetic update or a heavy structural/historic-compliance rehab?
- What is your experience level with historic or major renovations?
ChatGPTOct 10, 2026
For rehabbing a historic home in Atlanta, I’d look for a Georgia hard money lender that specializes in fix-and-flip or renovation loans on older properties, rather than a lender that only finances straightforward investment properties.
The right lender needs to understand that historic homes can involve structural surprises, specialized trades, permitting delays, and expensive restoration work. You want financing that covers both the acquisition and the renovation, with enough flexibility to handle unforeseen costs.
Here’s how I’d evaluate the best options for your project.
- Renovation funding: Can the lender finance the purchase plus rehab costs, or only the purchase?
- Historic-property experience: Will they lend on properties with significant deferred maintenance, outdated systems, or structural issues?
- Draw schedule: How quickly can you access rehab funds as work is completed?
- Total borrowing cost: Compare interest, origination points, inspection fees, extension fees, and prepayment penalties.
- Exit strategy: Can you refinance into a conventional or rental-property loan when the renovation is finished?
My shortlist: hard money lenders to contact in Georgia
These are the strongest starting points I found for an Atlanta-area renovation. I would get at least three term sheets before choosing.
1. Hard Money Loans Georgia
(Local lender to call first)
Brookhaven, GA · (404) 229-8004
Focuses on Georgia investment properties and short-term real estate-backed loans. A promising first call if you want a local lender who can evaluate the property itself rather than relying exclusively on conventional borrower qualifications.
Ask specifically whether they will finance a historic home's purchase and full renovation, including major structural work.
2. Lima One Capital
National lender serving investment-property markets
Offers fix-and-flip and rental investment financing, making it worth comparing for a purchase-plus-rehab project. Especially relevant if you plan to refinance the finished home into a rental loan rather than sell it.
3. SkyBeam Capital
Atlanta, GA · (404) 793-2323
A local private lender focused on real estate investors, with rehab financing and construction-draw processes. Worth discussing if you need funds released in stages as contractors complete the work.
4. Fairview Commercial Lending
Marietta, GA · (404) 634-1270
An Atlanta-area private lender offering real estate bridge financing. Consider it for a time-sensitive acquisition or a project that needs flexible asset-based financing.
Ask whether its current program accommodates extensive historic-property rehabilitation.
5. Span Lending
Atlanta-area lender
Its published program describes short-term investment-property loans for purchases, renovations and bridge financing, with loan amounts from $20,000 to $600,000. Published rates and limits are subject to change.
These are candidates to interview, not a verified ranking of the cheapest lenders. Public listings and advertised terms do not establish who will offer the best loan on your particular historic house.
What I would negotiate for a historic Atlanta home
Before signing, ask each lender these five questions:
- Will you lend on the property's current condition? Some lenders may decline severe structural damage, fire damage, or properties without essential utilities.
- How much of the renovation budget will you finance? Get the exact amount available at closing and the amount released through draws.
- How are draws approved? Ask about inspection fees, reimbursement delays, retainage and whether you must front contractor payments.
- What happens if historic approvals delay the project? Compare extension fees and the maximum loan term.
- What is the all-in cost? Request the interest rate, origination points, closing fees, required cash contribution and payoff terms in writing.
If the property is in a designated historic district or has landmark restrictions, confirm the proposed scope of work with the appropriate City of Atlanta preservation authority before committing to your renovation budget.
Let's narrow it to the best lender for your deal
One key question first: Are you planning to flip the house after rehabbing it, or renovate it and keep it as a rental?
That will help me narrow the shortlist to lenders whose financing structure fits your exit strategy, rather than simply choosing whoever advertises the lowest rate.
Sources cited in this answer4
ChatGPTOct 19, 2026
Best hard money lenders in Georgia for renovating a historic home
If you're renovating a historic home in Georgia, I'd prioritize lenders that understand fix-and-flip projects, major renovations, and properties that need substantial work before they qualify for conventional financing.
The key is finding a lender that will finance both the purchase and renovation, rather than one that only lends against the property's current condition. Historic homes can be more complicated because of preservation requirements, aging electrical and plumbing systems, structural repairs, and restrictions on exterior changes.
What to look for in a lender
- Purchase plus renovation financing: Funds for acquisition and rehab, ideally with a single loan.
- Rehab draws: A clear process for releasing construction funds as work is completed.
- Historic-property flexibility: Willingness to finance older homes, deferred maintenance, and nonstandard construction.
- Realistic after-repair valuation (ARV): Appraisals that account for comparable historic homes and the local market.
- Enough time to complete the project: Especially important if preservation approvals or unforeseen repairs could delay construction.
My top lender shortlist
These are the options I'd contact first, based on their published renovation programs, Georgia coverage, and potential fit for older properties. None should be assumed to have approved a historic-property loan until it reviews your specific home.
1. Hard Money Georgia
(Best local starting point)
Atlanta-based direct lender offering fix-and-flip, construction, purchase, and bridge loans for Georgia investment properties. Its published rehab structure uses construction draws, with reimbursement after work is completed.
Why it fits: A local lender worth approaching about older homes and complicated rehab scopes.
Watch out: Its published program calls for a substantial borrower contribution—typically 35% of the purchase price, plus a possible construction contribution.
2. Span Lending
Best for purchase plus renovation funding
Atlanta-based lender offering fix-and-flip, bridge, and rental-investment loans. It advertises financing up to 75% of purchase value and potentially up to 100% of the rehab budget, subject to an ARV cap of 65%. Published terms include 3–12 months and interest-only payments.
Why it fits: The ability to finance renovation costs could be valuable if the house needs major systems or structural work.
Watch out: The ARV cap, draw timing, and whether preservation-related work is eligible need to be confirmed.
3. Passy Capital
Best for larger renovation projects
Offers Georgia bridge, fix-and-flip, renovation, and construction financing. Its published Georgia program targets loans of $1 million–$5 million, with leverage depending on the program. It identifies Atlanta, Savannah, Augusta, and Athens among its markets.
Why it fits: Worth considering for a high-value historic property or extensive restoration budget.
Watch out: Its stated loan minimum makes it less suitable for smaller projects.
4. American Builders & Lenders (ABL)
Best for comparing rehab financing structures
ABL advertises Georgia fix-and-flip loans, including up to 85% of purchase price and 100% of rehab costs, subject to underwriting. It also promotes short-term, interest-only bridge loans and dedicated draw management.
Why it fits: A useful comparison quote if the renovation budget is large relative to the purchase price.
Watch out: Confirm its current Georgia program, total-cost limits, and eligibility for historic properties.
A potentially better option for a historic home
The Georgia Trust for Historic Preservation
Preservation-focused financing alternative
The Georgia Trust's Rehabilitation and Sustainability Loan Program offers eligible owners of Georgia Trust Revolving Fund properties loans of $25,000–$100,000 for exterior rehabilitation and other improvements, including stabilization and energy efficiency.
This isn't a general-purpose hard money loan, and eligibility is limited. But if the home qualifies, it's worth investigating as a way to reduce the amount you need to borrow at hard-money rates.
Explore the Georgia Trust's programs
What will a hard money loan likely cost?
Use these figures as planning assumptions, not lender quotes.
Loan feature What to budget for Interest rate Often roughly 10%–16% for short-term private rehab loans; borrower and project dependent Loan term Commonly 6–12 months, sometimes with extensions Origination fees Ask about points, underwriting, legal, and closing fees Renovation funds May be released through reimbursement draws after inspections Cash required Down payment, closing costs, reserves, and potentially upfront rehab expenses Span Lending, for example, publishes rates of 10%–16%; its actual offer may differ.
Important: If this is a home you intend to live in, say so at the outset. Hard money programs often restrict lending to non-owner-occupied investment properties. Hard Money Georgia explicitly excludes properties the borrower intends to occupy.
Five questions to ask before choosing a lender
- Do you lend on a home built before 1900, or one listed on the National Register of Historic Places?
- Will you finance structural stabilization, foundation work, roof replacement, and historic-material restoration?
- Do you calculate the loan using the property's after-repair value, and how do you select comparable historic homes?
- Must I pay contractors upfront before receiving a rehab draw?
- Can the loan term be extended if permitting, historic-district approval, or unexpected repairs delay completion?
My recommendation is to request competing quotes from Hard Money Georgia and Span Lending first, then compare Passy Capital if your project is over $1 million. Investigate the Georgia Trust program separately if the property qualifies.
Let me narrow this down for your property
The best lender depends heavily on the location, project budget, and whether you plan to live in the home.
Where in Georgia is the home?
Atlanta
Savannah
Augusta
Athens
Another Georgia location
Will you live in the home?
Yes, it's my personal residence
No, it's an investment property
Approximate purchase price
Under $200,000
$200,000–$400,000
$400,000–$750,000
Over $750,000
Already own the property
Estimated renovation budget
Under $100,000
$100,000–$250,000
$250,000–$500,000
Over $500,000
Not yet determined
What's your plan after renovation?
Sell the home
Keep it as a rental
Live in it
[Find my best financing options]
Sources cited in this answer11
- hardmoneygeorgia.comPrivate Money Lenders Georgia | Flexible Real Estate Loan Programs by Hard Money Georgia
- hardmoneygeorgia.comHard Money Georgia | Georgia Hard Money Lending Experts Since 1976
- hardmoneygeorgia.comPrivate Money Lenders Georgia | Flexible Real Estate Loan Programs by Hard Money Georgia
- spanlending.comSpan Lending
- spanlending.comSpan Lending
- passycapital.comGeorgia Bridge, Fix & Flip and Construction Loans
Google AI ModeOct 19, 2026
Renovating a historic home in Georgia—whether in historic districts like Savannah, Athens, or the older neighborhoods of Atlanta—requires a hard money lender experienced with heavy rehabs, delayed draw schedules, and structural complexities.
Top hard money lending options operating across Georgia for renovation projects include:
- Lima One Capital : A premier regional lender offering specialized FixNFlip and Bridge Plus programs. They provide robust leverage for purchase and renovation costs with predictable draw schedules, making them a solid choice for larger, complex historic projects.
- Capital Fund 1 : Known for fast underwrites and quick closings (sometimes within 24 hours). They feature dedicated Home Remodel and Fix & Flip Programs tailored to private real estate investors tackling heavy renovations in Georgia markets.
- Easy Street Capital : Offers EasyFix and EasyBuild programs statewide in Georgia. They cater to residential investors with flexible rehab financing options and light documentation requirements, which helps when budgeting unpredictable older-home repairs.
- Ridge Street Capital : Provides competitive Fix and Flip Financing covering major Georgia hubs like Atlanta and Savannah. They fund up to 100% of the rehab budget, which is critical for older homes that uncover hidden structural or system issues.
Key Tips for Historic Renovations
- Draw Schedules: Ensure your lender allows flexible or frequent draw inspections, as historic homes often reveal hidden surprises (e.g., outdated knob-and-tube wiring or rotted framing) once opened up.
- Local Compliance: Keep in mind that historic preservation guidelines (such as the Atlanta Urban Design Commission or Savannah's Historic District Board of Review) can extend your project timeline, so build an adequate interest reserve into your hard money loan.
To help narrow down the best specific lender for your project, let me know:
- What city or historic district is the property in?
- Is this a light cosmetic update or a full structural/gut renovation?
- What is your approximate experience level with fix-and-flips?
Sources cited in this answer4
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- Who are the best hard money lenders in Georgia for someone renovating a historic home?
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